[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6358328,"mediaKeyId","2212661-393f91502137c9685b7aa02fc99ca3f7","parentId",2212661,"title","Planning commission opens public hearing on zoning change to allow wineries in rural and RL districts","audioSeconds",2872,"startMs",988000,"endMs",3860000,"viewUrl","/Search/View?dp=1&key=2212661-393f91502137c9685b7aa02fc99ca3f7&start=988&end=3860","thumbnailUrl","https://assets.pipeline.soar.com/2212661-393f91502137c9685b7aa02fc99ca3f7/thumbnail_988000.jpg","articleUrl","/articles/6358328/St-Marys-County/Maryland/Planning-commission-opens-public-hearing-on-zoning-change-to-allow-wineries-in-rural-and-RL-districts","mediaUrl","https://secure.pipeline.soar.com/6358328-41327a0d90ad931d5a62661bde9da986/orig.mp4?Expires=1771181945&Signature=JeuhFGmSu9KUh3ZMknECyRJrWiS4vYRre56j5RV5IrtQckEbjxb5ai5Dq2yurqEMoyP~TrUZthqjP0QhVafSWjWuXlEYfICtf4VcohrUhPyPOBq7Bj~aMZMSs~V-OWtPYEn6IjnE7gnZtqT1SC2FZFkiU89NxPKCt475sga-4fmNkr725CZpnSyid9xivkN~6XshJWUgrVb7mEQjCIV4b3OQdDNrubk6LMDYTyXsKxHSDLuOIzkbyPtDCzC9PVPeTJ9Tg~Lyyn8iQgueh3Z9GSiVWj8QSl29401XKQsaf7n9xCI8B1RvFwSrC91iD7qsP5F8kFqeuE8HD94HKt~7UA__&Key-Pair-Id=KUT5TJCACFTXG","author","St. Mary's County, MD","date","2025-02-02T19:42:56Z","article","St. Mary’s County Planning Commission opened a public hearing April 27 on a proposed zoning text amendment that would expressly allow wineries in the Rural Preservation District (RPD) and the Residential Low‑density (RL) zones, add a definition of “winery” to chapter 90 of the zoning ordinance, and create site‑specific standards for processing and limited on‑site events.

The amendment was introduced by Shay Shelley, a county planning staff member, who said the change would add wineries to “use type 2, agricultural industry minor” and add standards to section 51.3. Shelley read a proposed definition into the record: “a producing vineyard or orchard with facilities for processing and fermenting grapes and other fruits into wine. Includes bottling, aging, storing, and shipping of wine. In the RPD, it may include administrative office functions for the winery, incidental retail sales of wine, and related promotional items, wine tasting events, promotional events, incidental to the winery, and food service.”

Why it matters: staff and industry presenters said the change is intended to recognize agritourism and help farmers diversify after the expiration of tobacco payments. Bob Schaller of the Department of Economic and Community Development told the commission that Porta Leonardtown Winery is under construction and that more commercial wineries could support local grape growers and regional tourism.

Industry representatives described local capacity and plans. Richard Ford, identified as the president of the Southern Maryland Wine Growers Cooperative, said small wineries could self‑distribute and sell at tasting rooms and events; larger operations that exceed certain production thresholds typically must use a distributor. Bruce Perrigo, coordinator with the Maryland Grape Growers Association, said wineries often rely on event income such as weddings and receptions to be financially viable and noted local examples in Virginia as precedent for co‑located tasting and banquet activity.

Commissioners pressed staff on several points: whether wineries may process grapes grown off‑site, how state licensing (class 3 and class 4 winery licenses) affects on‑site retail and distribution, whether breweries or distilleries should be considered in the same amendment, and how events and “food service” should be defined. Shelley said the state limits the label “Maryland wine” to wine made from Maryland grapes unless the Secretary of Agriculture authorizes imported fruit; she also said staff was not proposing brewery or distillery language in this amendment but could consider them separately.

Use and event controls: staff proposed allowing limited wine tastings, promotional events and incidental sales as part of the winery definition, while larger special events such as wedding receptions would be handled through a separate banquet/conference facility standard. Because conference facilities are currently allowed in the RPD only as part of planned unit developments (PUDs), staff recommended amending use type 44 (conference facility) to include banquet facilities and to change that approval from PUD to conditional use in the RPD, so events with higher impacts would be subject to Board of Appeals review.

Public comments and next steps: no members of the public sought to speak during the hearing, and the commission voted to leave the record open for 10 days for written comment. Commissioners asked staff to refine the draft language to better define “food service” and to explore whether agritourism should be addressed through a broader “agritourism” classification. The commission did not make a final recommendation; staff will return with revisions and the hearing record for consideration at a later meeting.

Context and constraints: staff repeatedly noted that state licensing and federal requirements set limits on what a county ordinance can require; Shelley and industry speakers said state law governs wholesale/retail distribution and some licensing details. Commissioners agreed the proposal warrants additional drafting attention — particularly to ensure that accessory event uses do not become the primary use of a site without appropriate review.

Ending: the planning commission kept the hearing open for 10 days for written comment and directed staff to return with clarified language on event/food service definitions and options for addressing banquet facilities and agritourism uses in the RPD and RL zones.","mediaType","Video","parentTitle","4/27/2009 St. Mary's County Planning Commission","oneSentenceSummary","St. Mary’s County Planning Commission opened a public hearing April 27 on a proposed zoning text amendment to allow wineries in the Rural Preservation District and Residential Low‑density zones, add a winery definition to chapter 90, and create standards for processing, tasting and limited promotional events.","taxTitle","St. Mary's County, Maryland","taxId",51086,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358313,"At a glance: Planning Commission votes and motions from April 27, 2009 meeting",5968,546000,6514000,"/Search/View?dp=1&key=2212661-393f91502137c9685b7aa02fc99ca3f7&start=546&end=6514","https://assets.pipeline.soar.com/2212661-393f91502137c9685b7aa02fc99ca3f7/thumbnail_546000.jpg","/articles/6358313/St-Marys-County/Maryland/At-a-glance-Planning-Commission-votes-and-motions-from-April-27-2009-meeting","https://secure.pipeline.soar.com/6358313-ebb7bc8131a9793e7b41668c077e7b6d/orig.mp4?Expires=1771181945&Signature=KU3k4RoN-1hFWqgLjpEPfuD~K6IrnzB1nJH7UYUjfQa6d2vzyC-xydLxFC-KFGfABoeJdhG3~WrCA5gV4AP9rakH4AsH7dvzzrngLOwRHdqMS37UeOBLV6h8fI2q7ffAWndr90MJFqrqpux5MSK5FOkwozG00AAiiuVMkR7APN6bxOpytrd5UeqL6qhIh-DyxX89M3mUJTeJUwveMbmq6luRWaqYgF2QEhYXO367fY8MsPUN1MbePeUqMdgKIixL9NatORPbInXtj7OCV1HqykTYgK~7GV6i~jMqqmGg69uL0XoGCqXoW59jR8xDA1SOUcx-huZDMdvbepi~jc~bCA__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary’s County Planning Commission recorded the following formal actions on April 27, 2009. This list summarizes motions, movers/seconds as stated in the meeting record, and the outcomes as announced on the record.

1) Real estate signs resolution (authorization to send to County Commissioners)
- Motion: Authorize chair to sign the resolution concerning real estate signs and forward it to the County Commissioners (as prepared).
- Mover/Second: Motion by Miss McNeil; second by Mr. Seabert (transcript).
- Outcome: Passed by voice vote; the transcript records an abstention comment (speaker not named) noting prior absence; the commission authorized transmission to the County Commissioners.

2) Willows Road Business Park, CCSP‑08‑1320019 (concept site plan)
- Motion: Approve concept site plan for Willows Road Business Park (289,675 sq ft on 26.98 acres). The motion referenced a developer letter (proffer) agreeing to reserve up to a 10‑foot strip for possible future right‑of‑way widening.
- Mover/Second: Motion made by Ms. Guaslow; seconded by Ms. McNeil (as recorded).
- Outcome: Approved by voice vote; concept approval subject to standard subsequent CWSP amendment and engineering reviews.

3) First Missionary Baptist Church, CCSP‑04‑1320030 (concept site plan reapproval)
- Motion: Approve reapproval of concept site plan (church) as submitted.
- Mover/Second: Motion by Ms. McNeil; second by Mr. Sievert.
- Outcome: Approved by voice vote.

4) Forest Ridge Subdivision, P‑SUB‑04‑120006 (preliminary plan — phase 1)
- Motion: Approve preliminary subdivision and phasing plan for the stated phase (25 lots of the larger subdivision), subject to the condition that the applicant return for APF for schools and compliance with the annual growth policy for successive phases.
- Mover/Second: Motion made by Mr. Sievert; seconded by Mr. Chase.
- Outcome: Approved by voice vote.

5) Essex Woods Section 4, P‑SUB‑09‑1200002
- Action: Discussion held; staff noted a correction to the project number and an outstanding phasing notation. Commission did not act on final approval at this meeting; item carried to the next agenda for completion of phasing documentation.

6) Twin Ponds Section 2, Phase 3, P‑SUB‑09‑1200003 (preliminary plan)
- Motion: Approve phase 3 preliminary subdivision plan (25 lots of 64 total).
- Mover/Second: Motion by Mr. Hayden; second by Ms. McNeil.
- Outcome: Approved by voice vote.

7) MetCom FY2010–FY2014 Capital Improvement Budget (consistency finding)
- Motion: Accept MetCom FY2010–FY2014 capital improvement budget as consistent with the county comprehensive plan and CWSP and authorize the chair to sign a letter to the County Commissioners recommending approval.
- Mover/Second: Motion by Mr. Evans; second by Mr. Sievert.
- Outcome: Approved by voice vote.

Notes on votes: The meeting transcript records voice votes for most items; no roll‑call voting tallies by named commissioners were included in the transcript. Where a mover and seconder were named in the record, those names are shown above. The commission recorded approvals as described; Essex Woods was continued to a future meeting pending phasing clarification.

Ending: Items approved at the meeting will advance to the required administrative and engineering steps (CWSP amendments, final site/engineering reviews, and any Board of County Commissioners actions as noted).","Summary of formal motions and outcomes recorded by the Planning Commission on April 27, including concept and preliminary approvals and a consistency finding for MetCom’s CIP. Where the transcript recorded a mover/second and outcome, those are summarized; formal roll‑call tallies were not recorded in the transcript.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358318,"Planning commission certifies MetCom capital improvement budget consistent with county plans",5887,5193000,11080000,"/Search/View?dp=1&key=2212661-393f91502137c9685b7aa02fc99ca3f7&start=5193&end=11080","https://assets.pipeline.soar.com/2212661-393f91502137c9685b7aa02fc99ca3f7/thumbnail_5193000.jpg","/articles/6358318/St-Marys-County/Maryland/Planning-commission-certifies-MetCom-capital-improvement-budget-consistent-with-county-plans","https://secure.pipeline.soar.com/6358318-6942431b6fcc8dd98cd4490eee7d453e/orig.mp4?Expires=1771181945&Signature=QDbtIbMM9xChFNm04z3-~ABQpSsxiVdOHfgPK2f2G~ue3ERbnWF9EOni8sN~BfS4bSLFesg9g6d3urtAfXRfAMJCLcUouP9kPI4yiDsvuTgp245Kw99peyQxdkDXVvgZx2VlMAZOhbORzRr9iZPXhb6txuWV2XXYpgjw1yVYEVRdadKOwK3~tYI~8kCp6n0Hi~nDrglNZU~Pzbmq-vMpnTva1t1uDU4cLQiwFZa-YfHJ4-OZK8TdDETiO5co~Zw0Z2FzgrtaJ1waAmpE8o9SxGjogWAOE~V16KmSjRAYGZMEEZoE1ALMbXOkud~ydxRznI~8PuVe6sdFaZEfaGpsVQ__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary’s County Planning Commission voted April 27 to certify that the Metropolitan Commission’s (MetCom) FY2010–FY2014 Capital Improvement Budget is consistent with the county comprehensive plan and with the Comprehensive Water and Sewer Plan (CWSP), and authorized the commission chair to send a recommendation letter to the County Commissioners.

MetCom presentation and purpose: Jackie Meiser, director of the Metropolitan Commission, presented highlights of the proposed five‑year capital program, stressing that several projects are driven by regulatory requirements (for example, state nutrient limits and facility upgrades) and by the need to replace aging infrastructure. Projects identified for FY2010 included streetscape‑coincident water/sewer work on Great Mills Road, targeted water‑main replacements and connectors, continuing manhole rehabilitation and pump/macerator replacements, and engineering and preliminary work for an Enhanced Nutrient Removal (ENR) upgrade at Marley Taylor wastewater treatment plant.

Funding and stimulus grant: Meiser noted MetCom expects to use a mix of borrowing and customer charges; no rate increase for the system improvement charge or capital contribution charge was proposed for FY2010. MetCom reported it had secured a $3.4 million federal stimulus grant to support digester repairs and methane cogeneration at the Marley Taylor treatment plant; the cogeneration project will capture methane to generate on‑site electricity and reduce operating costs.

Regulatory drivers and capacity planning: Commissioners asked about the timing of ENR requirements and how MetCom would address future capacity needs. Staff and MetCom representatives explained that current design work targets compliance with the state’s enhanced nutrient removal mandate by 2012; longer‑range decisions (including potential spray irrigation, reuse or additional treatment capacity) would follow as flows approach planning thresholds, and MetCom is participating in state task forces on reuse and nutrient management.

Vote and next steps: After questions from commissioners, a motion to accept the CIP as consistent with county planning documents passed by voice vote. The commission authorized the chair to forward the finding and recommendation letter to the County Commissioners so MetCom can proceed with the financing and design steps tied to the CIP.

Ending: MetCom staff said they would proceed with design for priority projects and continue coordination with the county and state as regulatory timelines and funding permit.","The Planning Commission found the Metropolitan Commission (MetCom) FY2010–FY2014 Capital Improvement Budget consistent with the county comprehensive plan and the Comprehensive Water and Sewer Plan and authorized a letter to the County Commissioners recommending approval.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":80,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6358323,"Commission approves Willows Road Business Park concept plan; developer proffers right‑of‑way, sparking wider road‑widening debate",2650,3864000,"/Search/View?dp=1&key=2212661-393f91502137c9685b7aa02fc99ca3f7&start=3864&end=6514","https://assets.pipeline.soar.com/2212661-393f91502137c9685b7aa02fc99ca3f7/thumbnail_3864000.jpg","/articles/6358323/St-Marys-County/Maryland/Commission-approves-Willows-Road-Business-Park-concept-plan-developer-proffers-rightofway-sparking-wider-roadwidening-debate","https://secure.pipeline.soar.com/6358323-cc13dc0bd13621a29c8189b34412f21e/orig.mp4?Expires=1771181945&Signature=B8yqU70qxf61SmX~DMVszvHGhnd7nLEsPXVgekSF~3-8BtCpXnvxaY48eOQmtafNsjKiEhW68McgVui8SyYB4h59W530AyH9M8a7r3HgqifrEfimcLap-uBND3ySZ0nzaX-6Ht2l~CMnqIy7ONh96s9Z3n~kQKkP7U40uq3~H1-CHfBkwCKVEG-6peg-lYQVilLJ6LoodBTK-hSIuUjdy7pjpEw1yxUY2jLaeXFW0ZBMsvhL1PeohaU7uMEOemUPPB2YDIATmVrg2VTCvAJQd4WsMZQyEYflmMWbzTonxLuP3R-Ks9M4BURgyKJhjy3z5CDuQ9uHZbwQvMsq5cmi1A__&Key-Pair-Id=KUT5TJCACFTXG","The St. Mary’s County Planning Commission on April 27 approved the concept site plan for Willows Road Business Park (CCSP‑08‑1320019), a proposed commercial development on roughly 26.98 acres with 289,675 square feet of building area.

Staff presentation and finding: David Barry of the county’s Department of Land Use and Growth Management summarized technical review findings and said staff identified no outstanding issues that would prevent approval of the concept plan, subject to standard subsequent engineering, comprehensive water and sewer plan amendments and final APF (adequate public facilities) checks. The plan had been reviewed by the Technical Evaluation Committee and is sited in a business park zone with portions in an APZ‑2 overlay.

Motion and proffer: The commission adopted a motion approving the concept plan after the applicant provided a written proffer offering a future land dedication: an offer to dedicate up to 40 feet from the center line (40 feet per side would make an 80‑foot corridor once both sides are dedicated), with an immediate commitment to reserve a 10‑foot strip (10 feet from center line) if future widening is required. The motion and proffer were explicitly referenced by the commission as a condition in their approval.

Transportation and community concern: Much of the discussion focused on Willows Road traffic and how to pay for long‑term corridor improvements. County staff and traffic engineers described current average daily traffic and projected increases as area development continues; one slide showed existing counts near 9,600 AADT (average annual daily traffic) at a key point and projected growth if surrounding residential projects build out. Commissioners and members of the public urged proactive right‑of‑way planning to avoid expensive later takings, and some commissioners recommended developers set aside a 10‑foot strip now to allow eventual widening without large acquisitions. The applicant’s representative confirmed the letter offering the 10‑foot reservation had been delivered to the commission and would be recorded.

Who pays? Commissioners debated how road widening and signals are funded. Staff and the applicant noted that developer fees (fee‑in‑lieu and per‑unit contributions) are collected toward intersection and corridor improvements, but the state controls larger projects (and traffic signals on state routes). Commissioners emphasized that collecting fees now does not guarantee the state will schedule or construct a signal or major widening; the county intends to keep tracking and advocating for necessary state work.

Other technical points: Staff noted the project’s proposed setback (BRL/front setback) is 35 feet; some commissioners observed adjoining buildings along the corridor are set further back and asked why. The applicant confirmed the front BRL matches zoning requirements and that developers may choose larger setbacks for design reasons.

Next steps: As a concept approval, the project still requires a comprehensive water and sewer plan amendment and detailed engineering before final site plan sign‑off. The commission approved the concept plan and recorded the applicant’s proffer for future right‑of‑way dedication.

Ending: The vote cleared concept approval with the proffered dedication; commissioners signaled they will continue to press for coordinated corridor improvements and to monitor fee collections intended for intersection upgrades.","Planning Commission approved a 289,675‑square‑foot Willows Road Business Park concept plan and accepted a developer proffer to reserve a future 10‑foot dedication for right‑of‑way; discussion centered on existing traffic volumes on Willows Road, funding for widening, and role of state vs. county in implementing major corridor improvements.","actionData","errors"]

Article not found

Planning commission opens public hearing on zoning change to allow wineries in rural and RL districts

At a glance: Planning Commission votes and motions from April 27, 2009 meeting

Planning commission certifies MetCom capital improvement budget consistent with county plans

Commission approves Willows Road Business Park concept plan; developer proffers right‑of‑way, sparking wider road‑widening debate